Land

An outstanding organic farm in an attractive part of the Welland Valley, including buildings with potential for conversion to a wonderful home in a highly desirable area of Leicestershire.

Market Harborough 6 miles, Uppingham 10 miles, Leicester 16 miles, Stamford 22 miles.

About 207.40 acres (83.91 ha) in total

For sale as a whole or in up to three lots

Lot 1 – Land to the west of Berry's Farm
About 151 acres (61 ha)

Lot 2 – Berry's Farm Barns
About 6 acres (2 ha)
Barn with consent for conversion to a 3 bedroom house | 6 acre paddock

Lot 3 – Land to the east of Berry's Farm
About 48 acres (19 ha)

Berry's Farm
Berry's Farm is located in the highly attractive area of Leicestershire known locally as the Welland Valley, which is renowned for its rolling picturesque countryside.

The land has been under organic management in recent years, and much of the farm has recently been re-fenced with well built stock proof fences.

Berry's Farm Buildings present the opportunity for a fantastic home in this well sought after location, subject to planning permission. An application for Prior Approval under The Town and Country Planning (General Permitted Development) Order 2015 (as amended), to change the use of the single storey building to residential has recently been approved to convert and extend the building to create a 3 bedroom house. Further detail is available from the vendor's agent.

Lot 1 - Land to the west of Berry's Farm, Cranoe Road, Welham
About 151.84 acres (61.43 ha)
Guide Price £1,400,000

The land is currently all down to grass, with 102.55 acres (41.49 ha) permanent pasture and 46.18 acres (18.69 ha) of temporary grass ley. The remaining 3.11 acres (1.24 ha) is tracks, hedges and ditches.

The land is divided into 10 principle parcels, which are mostly separated by double fenced mature hedgerows. The soil is of the Wickham 2 series, being described as clayey soils and as being suitable for winter cereals and grassland. The land is classified by the Agricultural Land Classification of England and Wales as Grade 3, which is good to moderate agricultural land.

The land in Lot 1 has been farmed under organic management in recent years and the appropriate records can be viewed on request to the vendor's agent.

Lot 2 – Berry's Farm Buildings, Cranoe Road, Welham
About 6.73 acres (2.72 ha)
Guide Price £350,000

Berry’s Farm Buildings sit back from Cranoe Road, with two existing accesses. The farm yard is just over 0.35 acres and comprises a block built, open fronted single storey building, and a steel portal framed dutch barn.

Consent for the conversion of the block built open fronted building has been given by Harborough District Council by Notification to determine if Prior Approval if required for the proposed Change of Use of an Agricultural Building to one Dwellinghouse (Class C3) for extension and operational development (Class Qa, Qb and Qc). The application reference number is 24/00919/PDN.

The consent is for the conversion and extension
of the single storey building to create a 3 bedroom dwelling, open plan kitchen and living area, with 2 bathrooms.

The 6.38 acre paddock sits to the south of the farmyard, and is former arable, now converted
to temporary grass ley surrounded by mature hedgerows.

Further detail on the planning application can be viewed on the Harborough District Council Wesbite, or alternatively please speak to the
vendor’s agent.

Lot 3 – Land east of Berry’s Farm,
Cranoe Road, Welham
About 48.83 acres (19.76 ha)
Guide Price £500,000

The land is a temporary grass ley split into two level parcels. The soil is of the Wickham 2 series, being described as clayey soils, and described as being suitable for winter cereals and grassland. The land is classified by the Agricultural Land Classification of England & Wales as Grade 3, which is described as good to moderate agricultural land.

The land has been farmed under organic management in recent years and the appropriate records can be viewed on request to the vendor's agent.

Schemes
The majority of the land at Berry’s Farm is entered into Countryside Stewardship Mid Tier schemes. There are two schemes, the first of which which runs up to 31/12/2027 (Lot 1, 2, & 3) and an additional scheme affecting Lot 1 runs up to 31/12/2028. The applicable options
for the Countryside Stewrdship Scheme will be
transfered to the purchaser on completion.

Part of the farm is also entered into a Sustainable Farming Incentive, which will not be transferred to the purchaser.

The vendor will retain any scheme payments payable up to completion. Further details are available from the vendor's agent. De-linked payments are not included in the sale.

General

Method of sale
Berry’s Farm is offered for sale as a whole, or in up to 3 lots by private treaty.

Tenure
Berry’s Farm is available with vacant possession upon completion.

Services
Berry’s Farm has a mains water connection serving Lot 1.

EPCs and Council Tax
Due to the nature of the property EPC’s are not required and Council tax is not paid on the current use of the property.

Wayleaves, easements covenants and
rights of way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

There are a number of overhead wires crossing the property and further details are available from the vendor's agent.

Planning
Detail is available from the vendor's agent on the change of use consent on the Berry's Farm buildings. Prospective purchasers are advised that they should make their own enquiries of the local planning authority in respect of all planning matters.

Sporting, timber and mineral rights
All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned.

Designations
The Farm is in a Nitrate Vulnerable Zone (NVZ)

Overage
There are historic overages affecting the property and further detail is available from the vendor's agent.

Local authority
Leicestershire County Council & Harborough District Council.

Viewing
Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Stamford[use Contact Agent Button]

Health and safety
Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety,
particularly around the farm buildings and machinery.

VAT
Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Solicitors
Philip J Hammond & Sons Solicitors, 47 Friar Lane, Leicester, LE1 5QX.

Guide Price
£2,250,000 for the whole property.

Lot 1: £1,400,000
Lot 2: £350,000
Lot 3: £500,000

Berrys Farm is situated between the villages of Welham and Cranoe, both charming rural Leicestershire villages.

The property is conveniently located nearby to a number of popular market towns including Market Harborough (6 miles), Uppingham (10 miles), Stamford (22 miles). The local towns offer a range of schooling, leisure and retail services. Market Harborough benefits from mainline rail links including to London St Pancras in 56 minutes.